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DSCR Loans in Georgia

Investment property loans that qualify on rent.

A DSCR loan in Georgia is an investment property mortgage that qualifies on the rent the property earns, not your personal income. HUD puts the 2 bedroom Fair Market Rent for the Atlanta metro at $1,762 a month (HUD User). Pillar Mortgage Group (NMLS 2700076) arranges DSCR loans in Georgia up to $5 million.

Run my Georgia dealCheck your DSCR

Facts checked November 1, 2026. Not a commitment to lend.

Facts checked November 1, 2026

Key Georgia facts for rental investors

Every value links to its primary source. Details for each follow further down the page.

Georgia factValueSource
Security instrumentSecurity deeds (deeds to secure debt) with power of sale; nonjudicial sale held at the time and place and in the usual manner of the county sheriff's sales, with notice under § 44-14-162.2 and the instrument recorded before saleO.C.G.A. § 44-14-162
ForeclosureSecurity deeds (deeds to secure debt) with power of sale; nonjudicial sale held at the time and place and in the usual manner of the county sheriff's sales, with notice under § 44-14-162.2 and the instrument recorded before saleO.C.G.A. § 44-14-162
Transfer and recording taxesReal estate transfer tax $1.00 for the first $1,000 and 10 cents per additional $100 (about $1 per $1,000)O.C.G.A. § 48-6-1
Security deposit2 months' rent for residential leases entered or renewed on or after July 1 2024law.justia.com
Notice for unpaid rent3 business days' notice to vacate or pay all past due rent and charges before filing dispossessory; notice posted in a sealed envelope on the door plus any lease agreed methodO.C.G.A. § 44-7-50(c), (d)
Rent controlPreemptedO.C.G.A. § 44-7-19
LLC formation fee$100 filing fee plus service charge ($105 online, $110 paper)sos.ga.gov
Median listing price$389,750 in September 2026 ($394,950 in September 2025)Realtor.com via FRED
HUD 2 bedroom Fair Market Rent$1,762, The Atlanta metroHUD User
The definition

How a DSCR loan works in Georgia

The ratio is rent over the full payment, PITIA. With the HUD 2 bedroom Fair Market Rent for the Atlanta metro at $1,762, PITIA can reach $1,762 at a 1.00 ratio, or $3,524 at 0.50.

Full walk through: how DSCR is calculated.

Where PMG is different

PMG DSCR guidelines for Georgia investors

Nine rules that open more Georgia deals.

  • First time buyers: allowed, no VOR
  • Cash out: no seasoning
  • Reserves: none under $1M, 75% LTV
  • Assets: no sourcing
  • Gift funds: 100%
  • ADUs: multiple
  • Foreign nationals: 70% / 60% LTV
  • DSCR: from 0.50
  • Interest only: 70% / 65% LTV

Loan amount

Up to $5M

Credit

660 and up

Down

20 to 25%

Vesting

LLC ok

Guidelines summarized; subject to program terms, property and borrower eligibility. Not a commitment to lend. Compare with typical DSCR programs.

Georgia rental market

Georgia rental numbers: rent and price

These public benchmarks show where Georgia rents and prices sit right now.

HUD Fair Market Rent, 2 bedroom

$1,762

The Atlanta metro (FY2027)

HUD User

HUD Fair Market Rent, 2 bedroom

$1,679

The Savannah metro (FY2027)

HUD User

Median listing price

$389,750

September 2026, down 1.3% from $394,950 in September 2025

Realtor.com via FRED

Quick math (computed from the figures above): At the Georgia median listing price of $389,750, 25% down is $97,438 and the loan is $292,312. A year of rent at the Fair Market Rent for the Atlanta metro ($1,762) is $21,144, or 5.4% of that price. A year of rent at the Fair Market Rent for the Savannah metro ($1,679) is $20,148, or 5.2% of that price.

Fair Market Rent is a HUD benchmark, not an appraisal.

Calculator

Check your Georgia DSCR in seconds

The rent field starts at the HUD 2 bedroom Fair Market Rent for the Atlanta metro. HUD also lists the Atlanta metro at $1,762 and the Savannah metro at $1,679. Swap in your lease or appraisal rent, then add your quoted rate. For a price reference, the median Georgia listing was $389,750 in September 2026.

Georgia DSCR Calculator

See how a rental's income stacks up against its full monthly payment. Your numbers stay in your browser.

Income
Example: HUD 2 bedroom Fair Market Rent for the Atlanta metro. Replace it with your rent.
Loan
Expenses
Leave blank if there is no HOA.

Your DSCR results

Enter rent, price and your quoted rate to see your DSCR.

Formula used

Loan amount (L) = Price × (100 minus Down %) ÷ 100

P&I (30 year fixed) = L × r × (1 + r)^360 ÷ ((1 + r)^360 minus 1), where r = annual rate ÷ 100 ÷ 12

P&I (40 year interest only) = L × r

PITIA = P&I + Tax ÷ 12 + Insurance ÷ 12 + HOA

DSCR = Monthly rent ÷ PITIA

Rent needed for a target DSCR = Target × PITIA

Talk through your numbers with us

Estimates only. Not a loan offer. Rates and terms vary by lender, property and borrower. Company NMLS #2700076. Example values are illustrations, not a quote.

The math

DSCR worked examples for Georgia

Hypothetical PITIA of $1,775 (P&I $1,400, taxes $250, insurance $125), real Georgia rents. Not a quote or a rate.

The Atlanta metro

HUD FY2027 2 bedroom Fair Market Rent (source)
$1,762
Hypothetical PITIA
$1,775

0.99DSCR

$1,762 / $1,775 = 0.99: fits programs down to 0.50.

The Savannah metro

HUD FY2027 2 bedroom Fair Market Rent (source)
$1,679
Hypothetical PITIA
$1,775

0.95DSCR

$1,679 / $1,775 = 0.95: fits programs down to 0.50.

Talk to us

Have a Georgia rental in mind? Run it with us.

A two minute form gets the property in front of our team. You get a straight answer on the ratio and the structure.

Investors from any state can buy in Georgia.

See If My Georgia Deal Qualifies

No commitment  ·  Under 2 minutes

Your information is never sold or shared. By submitting you authorize Pillar Mortgage Group LLC to contact you by phone, text, or email. Equal Housing Lender.

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Top markets

Top Georgia rental markets for DSCR

Most Georgia DSCR deals land in these markets. Check the city rules before you buy.

Atlanta

$1,762

HUD 2 bedroom Fair Market Rent, the Atlanta metro (HUD)

Savannah

$1,679

HUD 2 bedroom Fair Market Rent, the Savannah metro (HUD)

Short term rental rules in Atlanta and Savannah

  • Atlanta: City short term rental license required and posted on every listing. One license covers the host's primary residence plus one additional unit (Ordinance 20-0-1656, adopted March 15 2021. Regulations effective March 1 2022). The city says the enforcement date has been extended and may change. (atlantaga.gov)
  • Savannah: Short term vacation rental certificate required. STVRs limited to the STVR Overlay District (Zoning Sec. 7.5). Non owner occupied STVRs capped at 20% of parcels per ward in the Downtown and Victorian historic districts, many wards full with a waitlist. Certificates non transferable (City Code Sec. 8-11012). (savannahga.gov)

City rules change. Confirm with the city and your HOA before you buy, and ask us how your lender counts short term rental income.

Landlord and tenant law

Leases, deposits and notices in Georgia

These Georgia statutes set the ground rules for every lease you sign on a financed rental.

TopicThe ruleCitation
Security deposit cap2 months' rent for residential leases entered or renewed on or after July 1 2024law.justia.com
Deposit return deadline30 days after landlord obtains possessionO.C.G.A. § 44-7-34(a)
Nonpayment notice3 business days' notice to vacate or pay all past due rent and charges before filing dispossessory. Notice posted in a sealed envelope on the door plus any lease agreed method. Applies to leases entered or renewed on or after July 1 2024.O.C.G.A. § 44-7-50(c), (d)
Month to month notice60 days from landlord, 30 days from tenant (tenancy at will)O.C.G.A. § 44-7-7
Rent controlPreempted: no county or city may regulate the amount of rent on privately owned residential propertyO.C.G.A. § 44-7-19

Not legal advice.

Property taxes

Georgia property taxes on a rental

Taxes go straight into PITIA, so they move your ratio. Budget for the investor rate, since rentals usually do not get homestead treatment.

  • Assessment: Taxable tangible property assessed at 40% of fair market value O.C.G.A. § 48-5-7(a) (law.justia.com)
  • Investor note: Homestead exemptions and any value freezes apply only to owner occupied primary residences, not rentals.
Closing and foreclosure

How Georgia closings work

The closing mechanics and transfer costs that land on a Georgia settlement statement.

  • Security instrument: Security deeds (deeds to secure debt) with power of sale. Nonjudicial sale held at the time and place and in the usual manner of the county sheriff's sales, with notice under § 44-14-162.2 and the instrument recorded before sale. O.C.G.A. § 44-14-162 (law.justia.com)
  • Transfer taxes: Real estate transfer tax $1.00 for the first $1,000 and 10 cents per additional $100 (about $1 per $1,000) O.C.G.A. § 48-6-1 (law.justia.com)
  • Intangible recording tax: $1.50 per $500 (or fraction) of the face amount of a long term note secured by real estate, maximum $25,000 per note (dor.georgia.gov)
LLC and vesting

Closing a Georgia rental in an LLC

What it costs to form and keep an LLC in good standing with the Georgia Secretary of State.

  • Formation fee: $100 filing fee plus service charge ($105 online, $110 paper) (sos.ga.gov)
  • Annual fee: $50 annual registration plus service charge (sos.ga.gov)
Local angle

What makes Georgia different for rental investors

  • Metro Atlanta is the Southeast's largest job market and home to Hartsfield Jackson, the world's busiest airport by passenger traffic, which supports broad renter demand.
  • Savannah combines a growing port economy with heavy tourism, making STR rules a key underwriting question there.
  • Military installations such as Fort Moore in Columbus, Fort Gordon in Augusta, and Fort Stewart near Savannah add steady military renter demand.
Before you offer

Georgia investor checklist

Run through these Georgia rules before you write an offer on a rental.

  • Security deposit: 2 months' rent for residential leases entered or renewed on or after July 1 2024 (law.justia.com)
  • Unpaid rent notice: 3 business days' notice to vacate or pay all past due rent and charges before filing dispossessory (O.C.G.A. § 44-7-50(c), (d))
  • Ending a month to month lease: 60 days from landlord, 30 days from tenant (tenancy at will) (O.C.G.A. § 44-7-7)
  • Rent control: Preempted: no county or city may regulate the amount of rent on privately owned residential property (O.C.G.A. § 44-7-19)
  • Tax basis: Taxable tangible property assessed at 40% of fair market value (O.C.G.A. § 48-5-7(a))
  • Security instrument: Security deeds (deeds to secure debt) with power of sale (O.C.G.A. § 44-14-162)
  • Transfer and recording taxes: Real estate transfer tax $1.00 for the first $1,000 and 10 cents per additional $100 (about $1 per $1,000) (O.C.G.A. § 48-6-1)
  • LLC formation: $100 filing fee plus service charge ($105 online, $110 paper) (sos.ga.gov)
  • LLC upkeep: $50 annual registration plus service charge (sos.ga.gov)
  • Short term rental, Atlanta: City short term rental license required and posted on every listing (atlantaga.gov)
  • Short term rental, Savannah: Short term vacation rental certificate required (savannahga.gov)
Step by step

How a Georgia DSCR loan closes with PMG

  1. Send the Georgia deal
  2. We run the DSCR
  3. We shop lenders
  4. Appraisal confirms rent
  5. Close in your name or LLC

Documents: contract, lease or rent schedule, bank statements, LLC papers, insurance quote. No tax returns. Details.

35 states and counting

DSCR loans across the country

Georgia is highlighted. We also lend DSCR in Tennessee, North Carolina, South Carolina and Alabama next door, and in 30 more states. Tap a gold state to open its guide.

DSCR loans in AlabamaDSCR loans in AlaskaDSCR loans in ArizonaDSCR loans in ArkansasDSCR loans in ColoradoDSCR loans in ConnecticutDSCR loans in DelawareDSCR loans in Georgia (this page)DSCR loans in HawaiiDSCR loans in IndianaDSCR loans in IowaDSCR loans in KansasDSCR loans in KentuckyDSCR loans in LouisianaDSCR loans in MaineDSCR loans in MarylandDSCR loans in MassachusettsDSCR loans in MichiganDSCR loans in MississippiDSCR loans in MissouriDSCR loans in MontanaDSCR loans in New HampshireDSCR loans in New MexicoDSCR loans in North CarolinaDSCR loans in OhioDSCR loans in OklahomaDSCR loans in PennsylvaniaDSCR loans in Rhode IslandDSCR loans in South CarolinaDSCR loans in TennesseeDSCR loans in TexasDSCR loans in WashingtonDSCR loans in West VirginiaDSCR loans in WisconsinDSCR loans in Wyoming
GeorgiaWe lend DSCR hereAsk us

Small states, tap to open:

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Map geometry: US Census Bureau cartographic boundary files.

FAQ

Georgia DSCR loan questions

Straight answers for investors buying or refinancing rentals in Georgia.

PMG guidelines summarized; subject to program terms, property and borrower eligibility. Not a commitment to lend.

Book a free call

Does Pillar Mortgage Group offer DSCR loans in Georgia?

Yes. Purchases, rate and term and cash out refinances on Georgia rentals, up to $5 million, in your name or an LLC. That includes Atlanta, Savannah, Augusta and Columbus.

What rent can I use for a Georgia DSCR loan?

The lease or the appraiser's market rent. As a benchmark, HUD puts the 2 bedroom Fair Market Rent for the Atlanta metro at $1,762 a month.

Is there a security deposit limit for Georgia landlords?

2 months' rent for residential leases entered or renewed on or after July 1 2024.

How does a Georgia landlord start the process for unpaid rent?

3 business days' notice to vacate or pay all past due rent and charges before filing dispossessory. Notice posted in a sealed envelope on the door plus any lease agreed method. Applies to leases entered or renewed on or after July 1 2024. (O.C.G.A. § 44-7-50(c), (d))

What notice ends a Georgia month to month tenancy?

60 days from landlord, 30 days from tenant (tenancy at will). (O.C.G.A. § 44-7-7)

What property tax rules apply to Georgia rentals?

Taxable tangible property assessed at 40% of fair market value. (O.C.G.A. § 48-5-7(a))

Can Georgia cities cap rent?

Preempted: no county or city may regulate the amount of rent on privately owned residential property. (O.C.G.A. § 44-7-19)

Is Georgia a mortgage or deed of trust state?

Security deeds (deeds to secure debt) with power of sale. Nonjudicial sale held at the time and place and in the usual manner of the county sheriff's sales, with notice under § 44-14-162.2 and the instrument recorded before sale. (O.C.G.A. § 44-14-162)

Does Georgia charge a transfer tax when I buy a rental?

Real estate transfer tax $1.00 for the first $1,000 and 10 cents per additional $100 (about $1 per $1,000). (O.C.G.A. § 48-6-1)

Can I close a Georgia DSCR loan in an LLC?

Yes, PMG DSCR loans can close in an LLC. $100 filing fee plus service charge ($105 online, $110 paper). $50 annual registration plus service charge.
Nearby states

DSCR loans in nearby states

Investing across state lines? We lend DSCR in these neighbors of Georgia too.

Sources and review dates

Primary sources, each with the date checked. PMG program facts come from Pillar Mortgage Group.

  1. HUD FY2027 Fair Market Rent, Atlanta, Sandy Springs, Roswell, GA HUD Metro FMR Area: https://www.huduser.gov/datasets/fmr/fmr2027/summary?counties=1312199999&reporttype=county&states=13&year=2027&sa_override=1
  2. O.C.G.A. 44-14-162: https://law.justia.com/codes/georgia/title-44/chapter-14/article-7/part-1/section-44-14-162/ (checked 2026-11-01)
  3. O.C.G.A. 48-6-1: https://law.justia.com/codes/georgia/title-48/chapter-6/article-1/section-48-6-1/ (checked 2026-11-01)
  4. law.justia.com: https://law.justia.com/codes/georgia/title-44/chapter-7/article-2/section-44-7-30-1/
  5. O.C.G.A. 44-7-50: https://law.justia.com/codes/georgia/title-44/chapter-7/article-3/section-44-7-50/ (checked 2026-11-01)
  6. O.C.G.A. 44-7-19: https://law.justia.com/codes/georgia/title-44/chapter-7/article-1/section-44-7-19/ (checked 2026-11-01)
  7. sos.ga.gov: https://sos.ga.gov/index.php/node/1895
  8. Realtor.com via FRED: https://fred.stlouisfed.org/series/MEDLISPRIGA
  9. HUD FY2027 Fair Market Rent, Savannah, GA MSA: https://www.huduser.gov/datasets/fmr/fmr2027/summary?counties=1305199999&reporttype=county&states=13&year=2027&sa_override=1
  10. atlantaga.gov: https://www.atlantaga.gov/government/departments/city-planning/ordinances-regulations/short-term-rental
  11. savannahga.gov: https://www.savannahga.gov/2327/STVR-Regulation-Updates
  12. O.C.G.A. 44-7-34: https://law.justia.com/codes/georgia/title-44/chapter-7/article-2/section-44-7-34/ (checked 2026-11-01)
  13. O.C.G.A. 44-7-7: https://law.justia.com/codes/georgia/title-44/chapter-7/article-1/section-44-7-7/ (checked 2026-11-01)
  14. O.C.G.A. 48-5-7: https://law.justia.com/codes/georgia/title-48/chapter-5/article-1/section-48-5-7/ (checked 2026-11-01)
  15. dor.georgia.gov: https://dor.georgia.gov/intangible-recording-tax
Georgia investors

Let the rent do the qualifying.

Send the Georgia property and rent. We run the ratio and lay out terms before you offer.

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Your information is never sold or shared. By submitting you authorize Pillar Mortgage Group LLC to contact you by phone, text, or email. Equal Housing Lender.

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We will reach out shortly to run your numbers.

Pillar Mortgage Group, LLC is an Equal Housing Lender, doing business in accordance with the Fair Housing Act and Equal Credit Opportunity Act. Not a commitment to lend.
Company NMLS# 2700076  |  Arizona License MB-2009671  |  View NMLS Consumer Access